95 W Lapeer St · Peck, MI 48466

$80,000

4 bd · 1.0 ba · 2,133 sqft · SingleFamily · 35 Days on market

Built 1903 8,712 sqft lot ↓ 33% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this large 2133 Sqft 4-bedroom, 1-bath Farmhouse in a desirable neighborhood, offering room to grow and endless possibilities. This home provides the space, layout, and character perfect for someone ready to bring their vision to life. Schools and stores within walking distance. Schedule your showing today !!

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1903

Tags

• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO STORES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Ground-level entry with steps
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Deck; Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Radiant heat; No cooling
• Interior features: Gas water heater; Crawl space basement; Ten total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#502 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Peck Community School District (rural): math 25% / reading 35% proficiency, ranked #532 of 760 in MI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 63 units permitted in Sanilac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (4.2% local appreciation)).
• Sanilac County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 23y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $80k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.13%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.88×
• Total profit: $42,131
• Equity at exit: $41,306

10-year hold

• IRR: 30.7%
• Equity multiple: 5.71×
• Total profit: $105,521
• Equity at exit: $68,161

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48466

• Home prices YoY: 4.4%
• Active inventory: 9
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$30 /mo · $354/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $432

Break-even live

Break-even rent $611

Max offer price $80,000

Occupancy floor 58%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-04-29
   status Pending 321-char remark

   Show marketing remark (321 chars)

   Don't miss this large 2133 Sqft 4-bedroom, 1-bath Farmhouse in a desirable neighborhood, offering room to grow and endless possibilities. This home provides the space, layout, and character perfect for someone ready to bring their vision to life. Schools and stores within walking distance. Schedule your showing today !!

2. 2026-04-29
   status Pending

   Show marketing remark (321 chars)

   Don't miss this large 2133 Sqft 4-bedroom, 1-bath Farmhouse in a desirable neighborhood, offering room to grow and endless possibilities. This home provides the space, layout, and character perfect for someone ready to bring their vision to life. Schools and stores within walking distance. Schedule your showing today !!

3. 2026-04-15
   price $80,000 321-char remark

   Show marketing remark (321 chars)

   Don't miss this large 2133 Sqft 4-bedroom, 1-bath Farmhouse in a desirable neighborhood, offering room to grow and endless possibilities. This home provides the space, layout, and character perfect for someone ready to bring their vision to life. Schools and stores within walking distance. Schedule your showing today !!

4. 2026-04-14
   price $80,000
5. 2026-03-25
   listed $85,000 Active 321-char remark

   Show marketing remark (321 chars)

   Don't miss this large 2133 Sqft 4-bedroom, 1-bath Farmhouse in a desirable neighborhood, offering room to grow and endless possibilities. This home provides the space, layout, and character perfect for someone ready to bring their vision to life. Schools and stores within walking distance. Schedule your showing today !!

6. 2026-03-25
   listed $85,000 Active

   Show marketing remark (321 chars)

   Don't miss this large 2133 Sqft 4-bedroom, 1-bath Farmhouse in a desirable neighborhood, offering room to grow and endless possibilities. This home provides the space, layout, and character perfect for someone ready to bring their vision to life. Schools and stores within walking distance. Schedule your showing today !!

7. 2018-12-11
   soldstatus $39,900 Closed 439-char remark

   Show marketing remark (439 chars)

   Great opportunity on this spacious home located in the Village of Peck. Updated electrical, some replacement windows, a storage cellar and a 2 car garage with a loft. Some of the original hardwood floors remain and the kitchen has loads of cabinet space. A little hard work and elbow grease and this will feel like home sweet home! Located on a large corner lot with a privacy fence. * Seller is a licensed agent in the State of Michigan.

8. 2018-12-11
   soldstatus $39,900

   Show marketing remark (439 chars)

   Great opportunity on this spacious home located in the Village of Peck. Updated electrical, some replacement windows, a storage cellar and a 2 car garage with a loft. Some of the original hardwood floors remain and the kitchen has loads of cabinet space. A little hard work and elbow grease and this will feel like home sweet home! Located on a large corner lot with a privacy fence. * Seller is a licensed agent in the State of Michigan.

9. 2018-11-07
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Great opportunity on this spacious home located in the Village of Peck. Updated electrical, some replacement windows, a storage cellar and a 2 car garage with a loft. Some of the original hardwood floors remain and the kitchen has loads of cabinet space. A little hard work and elbow grease and this will feel like home sweet home! Located on a large corner lot with a privacy fence. * Seller is a licensed agent in the State of Michigan.

10. 2018-10-08
    price $39,900 439-char remark

    Show marketing remark (439 chars)

    Great opportunity on this spacious home located in the Village of Peck. Updated electrical, some replacement windows, a storage cellar and a 2 car garage with a loft. Some of the original hardwood floors remain and the kitchen has loads of cabinet space. A little hard work and elbow grease and this will feel like home sweet home! Located on a large corner lot with a privacy fence. * Seller is a licensed agent in the State of Michigan.

11. 2018-09-10
    listed $49,900 Active 439-char remark

    Show marketing remark (439 chars)

    Great opportunity on this spacious home located in the Village of Peck. Updated electrical, some replacement windows, a storage cellar and a 2 car garage with a loft. Some of the original hardwood floors remain and the kitchen has loads of cabinet space. A little hard work and elbow grease and this will feel like home sweet home! Located on a large corner lot with a privacy fence. * Seller is a licensed agent in the State of Michigan.

12. 2018-09-10
    listed $39,900

    Show marketing remark (439 chars)

    Great opportunity on this spacious home located in the Village of Peck. Updated electrical, some replacement windows, a storage cellar and a 2 car garage with a loft. Some of the original hardwood floors remain and the kitchen has loads of cabinet space. A little hard work and elbow grease and this will feel like home sweet home! Located on a large corner lot with a privacy fence. * Seller is a licensed agent in the State of Michigan.

13. 2018-08-23
    historical
14. 2018-08-23
    historical
15. 2018-08-10
    price $55,000
16. 2018-08-09
    price $55,000
17. 2018-07-31
    price $58,900
18. 2018-07-31
    price $58,900
19. 2018-07-24
    price $59,900
20. 2018-07-23
    price $59,900
21. 2018-07-15
    price $61,000
22. 2018-07-14
    price $61,000
23. 2018-07-03
    price $62,000
24. 2018-07-02
    price $62,000
25. 2018-06-13
    listed $62,500 Active
26. 2018-06-13
    listed $62,500 Active
27. 2018-03-09
    historical
28. 2018-03-09
    historical
29. 2018-01-01
    status Active
30. 2017-12-31
    status Active
31. 2017-12-28
    status Pending
32. 2017-12-28
    status Pending
33. 2017-10-07
    price $69,400
34. 2017-10-06
    price $69,400
35. 2017-07-29
    historical
36. 2017-07-29
    listed $69,900 Active
37. 2017-07-29
    listed $69,900 Active
38. 2017-07-29
    status Active
39. 2017-07-24
    historical
40. 2017-07-24
    historical
41. 2017-06-24
    price $72,500
42. 2017-06-23
    price $72,500
43. 2017-06-14
    price $75,000
44. 2017-06-14
    price $75,000
45. 2017-06-04
    price $77,000
46. 2017-06-03
    price $77,000
47. 2017-04-14
    price $78,500
48. 2017-04-13
    price $78,500
49. 2017-02-10
    listed $79,900 Active
50. 2017-02-10
    listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $354 · $30/mo
• Projected year-2 tax: $793 · $66/mo
• Expected delta: +$439/yr (+$37/mo · 123.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,887
• − Mortgage interest: −$4,481
• − Property taxes: −$354
• − Insurance: −$400
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,327
• Taxable income: $4,102
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $4,198/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Peck Community School District
• NCES district ID: 2627690
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 35% ▲ 10.00%
• Median HH income: $44,376
• Composite: 28.48/100
• National rank: #12096
• State rank: #532 of 760 in MI

Livability — Peck

• Score: 64/100
• State rank: #502
• US rank: #14853

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peck, MI
• Population (ZIP): 1,462

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 7% Slovak 5% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.16%
• Current HPI: 97.8105
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-33.3% since first listed

70 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-15 Price Changed $80,000 MiRealSource-MiMLS
• 2026-04-14 Price Changed $80,000 REALCOMP
• 2026-03-25 Listed $85,000 REALCOMP
• 2026-03-25 Listed $85,000 MiRealSource-MiMLS
• 2018-12-11 Sold (MLS) $39,900 REALCOMP
• 2018-12-11 Sold (MLS) $39,900 MiRealSource-MiMLS
• 2018-11-07 Pending — MiRealSource-MiMLS
• 2018-10-08 Price Changed $39,900 MiRealSource-MiMLS
• 2018-09-10 Listed $39,900 REALCOMP
• 2018-09-10 Listed $49,900 MiRealSource-MiMLS
• 2018-08-23 Listing Removed — REALCOMP
• 2018-08-23 Listing Removed — MiRealSource-MiMLS
• 2018-08-10 Price Changed $55,000 MiRealSource-MiMLS
• 2018-08-09 Price Changed $55,000 REALCOMP
• 2018-07-31 Price Changed $58,900 MiRealSource-MiMLS
• 2018-07-31 Price Changed $58,900 REALCOMP
• 2018-07-24 Price Changed $59,900 MiRealSource-MiMLS
• 2018-07-23 Price Changed $59,900 REALCOMP
• 2018-07-15 Price Changed $61,000 MiRealSource-MiMLS
• 2018-07-14 Price Changed $61,000 REALCOMP
• 2018-07-03 Price Changed $62,000 MiRealSource-MiMLS
• 2018-07-02 Price Changed $62,000 REALCOMP
• 2018-06-13 Listed $62,500 MiRealSource-MiMLS
• 2018-06-13 Listed $62,500 REALCOMP
• 2018-03-09 Listing Removed — REALCOMP
• 2018-03-09 Listing Removed — MiRealSource-MiMLS
• 2018-01-01 Relisted — MiRealSource-MiMLS
• 2017-12-31 Relisted — REALCOMP
• 2017-12-28 Pending — MiRealSource-MiMLS
• 2017-12-28 Pending — REALCOMP
• 2017-10-07 Price Changed $69,400 MiRealSource-MiMLS
• 2017-10-06 Price Changed $69,400 REALCOMP
• 2017-07-29 Listing Removed — REALCOMP
• 2017-07-29 Listed $69,900 MiRealSource-MiMLS
• 2017-07-29 Listed $69,900 REALCOMP
• 2017-07-29 Relisted — REALCOMP
• 2017-07-24 Listing Removed — REALCOMP
• 2017-07-24 Listing Removed — MiRealSource-MiMLS
• 2017-06-24 Price Changed $72,500 MiRealSource-MiMLS
• 2017-06-23 Price Changed $72,500 REALCOMP
• 2017-06-14 Price Changed $75,000 MiRealSource-MiMLS
• 2017-06-14 Price Changed $75,000 REALCOMP
• 2017-06-04 Price Changed $77,000 MiRealSource-MiMLS
• 2017-06-03 Price Changed $77,000 REALCOMP
• 2017-04-14 Price Changed $78,500 MiRealSource-MiMLS
• 2017-04-13 Price Changed $78,500 REALCOMP
• 2017-02-10 Listed $79,900 MiRealSource-MiMLS
• 2017-02-10 Listed $79,900 REALCOMP
• 2016-08-10 Listing Removed — REALCOMP
• 2016-08-10 Sold (MLS) $72,000 MiRealSource-MiMLS
• 2016-08-10 Sold (MLS) $72,000 REALCOMP
• 2016-08-09 Sold (Public Records) $72,000 Public Records
• 2016-08-05 Pending — REALCOMP
• 2016-08-03 Listing Removed — REALCOMP
• 2016-07-27 Pending — MiRealSource-MiMLS
• 2016-07-26 Pending — REALCOMP
• 2016-05-24 Contingent — MiRealSource-MiMLS
• 2016-05-24 Contingent — REALCOMP
• 2016-04-16 Relisted — MiRealSource-MiMLS
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $79,900 MiRealSource-MiMLS
• 2016-01-06 Listed $79,900 REALCOMP
• 2015-12-01 Listing Removed — MiRealSource-MiMLS
• 2015-12-01 Listing Removed — REALCOMP
• 2015-06-30 Listed $89,900 MiRealSource-MiMLS
• 2015-06-30 Listed $89,900 REALCOMP
• 2003-12-19 Listing Removed — MiRealSource-MiMLS
• 2003-11-11 Listed $119,900 MiRealSource-MiMLS

Property tax history

+2.0%/yr

Latest (2025): $354 · -69.1% YoY. Source: county tax records.